Price Points in Land Assemblies by Geraldine Santiago



In a land assembly, a good strategy to attract interest from developers is your price. If you have an aggressive price point to begin with, developers will pass on your property. When I show developers a potential site to acquire, they look at just how aggressive the pricing is. Sometimes they just walk away but other times they may tell me to let them know when (and if) their price goes down before they act on it. 


Remember, there may be planning limitations on your land assembly site that you may not be aware of, and price will definitely affect it.  In a recent article dated April 12, 2021 by Western Investor staff, the article mentions the price of plywood, "a single sheet of 4x8 now costs more than $65.  As of April 9, a basic SPF (spruce, pine, fir) two-by-four cost a record high of $1,132 per thousand board feet, according to the Ministry of Forests, Lands, Natural Resource Operations and Rural Development's weekly B.C. lumber price tracking."




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Broken Land Assembly: What You Should Know by Geraldine Santiago, Realtor




There are 'perfect' land assemblies, and there are 'broken' land assemblies.  A perfect land assembly is an assembly that is an assembled by one lead Realtor and listed with all the owners in the assembly. This type of land assemblies will typically be marketed as a parcel to developers, and it is more sellable and marketable than one that is 'broken'.


A broken assembly is an assembly that has four or five different listing Realtors, in for example, a five lot assembly.  Sure, every home owner has the right to choose their own Realtor.  But from a developer's point of view, this is a 'broken land assembly' because it is much, much harder to deal with. Think of it, the developer will have to deal with five different Realtors, explain the contract and terms five different times, counter with five different Realtors, update five different Realtors with changes, addendums, notices, updates, and more!!! Simply put-- developers just don't have the time to deal with this type of broken assembly as it is very messy, disjointed, and they tend to walk away and go to another site. Developers would much rather have a neat assembly in a nice package with one lead Realtor to deal with.  


How to remedy this situation? The solution would be one is the lead Realtor and the other Realtor of your choice co-lists with that person. It doesn't happen often, but this would be a win-win situation for all. The homeowner can deal with the Realtor with whom they have already dealt with in the past, know and trust and the developer can work with the one lead Realtor who will coordinate with the others and developer.

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Land Assemblies-- not always for everyone!

by Geraldine Santiago 



There are many reasons why a homeowner may not want to sell to a developer.  Land assemblies are difficult and challenging because not all homeowners want to sell at the same time others are wanting to sell. 


Though the money is like a windfall and many people look forward to the 'next chapter', in their lives, there are others who find the entire process of change, selling, moving very, very stressful. For example, I know homeowners who are seniors who want to stay for as long as possible or who are unwell and cannot move out. No amount of money will make them move or sell. There are also some homeowners who can't find their next move up or trade up home, so they communicate this with the developer's Realtor, and until that time happens, there can be no deal in place. 


However, not all is lost!  From my experience, there are many developers who hold on to properties for a period of time, and can wait out time. They purchase one or two properties in a given year, and other neighbouring properties they acquire later, sometimes many years later, depending on the expanse of the project.These are usually the bigger players who have deeper pockets to do this, who are engaged with multiple projects simultaneously. These developers are the ones with a strategy or a plan in place and will need the time to develop large scale projects.


Other developers, however, look for development projects with a specific time frame in mind and cannot wait for years to assemble. They have a specific budget, with a specific time to acquire, plan, break ground and build, and typicaly work one project at a time.  Finding the right developer for your land assembly is the key to success!  



 





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It's anymore just  your LOCATION, LOCATION, LOCATION, but your OCP, OCP, OCP!



In real estate, they say that LOCATION, LOCATION, LOCATION is a key element when purchasing a home.  This is true!  There is a difference between for example, Kitsilano and Shaughnessy, Point Grey and Dunbar. There is a reason why some homes are more expensive than those in Dunbar, Point Grey, Kitsilano and even Shaughnessy!  It is the fact that developers can do more with an assembled group of properties like build a six storey building, because of its OCP.  


When buying real estate, this is something you should now consider.  In a few years time, do you want to capitalize on your home being sold to a developer-- or not?  Most people would want to take advantage of such a windfall when selling to a developer. If you are one of those people who aren't keen on selling to a developer, perhaps seeking a property, when buying, that is not on the OCP is something you would want to seek. Make sure your Realtor knows this!


I have seem properties being sold for way more than a property in Vancouver's Westside only because of its associated OCP, lot size and future development potential.  This is a key element for developers.


For more information, attend my free annual land assembly seminar, call or text me at (6044) 764-6873 or purchase my ebook for $19.99!!!

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"Best and Final"--What This Means by Geraldine Santiago 



What do the words “best and final’ in real estate/ land assembly mean? In a land assembly, developers work with numbers to see if a project is viable. They look at best and highest use, future land use, and anticipation of future benefits.


Let’s say for instance, you have been countering an offer with a developer. How many times can you counter? They would most likely counter only once. There is also a time frame when the developer would like to see everyone on board in a land assembly so it doesn’t drag too long. Remember, whenever you counter an offer, you are taking the chance that your the previous number is now off the table.


With the counter, I’ve seen the developers come back with a price and the words, ‘best and final’. What does that mean? In truth, it is difficult to say. You will need to discuss with your Realtor as to what this means to your situation. Usually when the say 'best and final', there is no further negotiating, no further room to move by the developer. In other words, you take it or leave it and the developer walks away.


When you look at your offer, how far off are you really, with the developer’s last counter and what you want? Should you counter their best and final? Are you willing to risk it, and the possibility that the developer walks away— and they are known to walk away! Is the offer on the table something you can live with? What exactly is at stake for you? Are developers lined up with an offer at your door, or do you have to wait for the next developer? If so, when?


In general, in real estate, the best and final means that is the highest and best offer you will get from the other party. Should you counter? This is a heavy question. Remember to look at the entire contract as a whole, the terms, conditions, length of subject removal timelines for deposits, etc. These are all part of the contract so it just shouldn’t be the price, even if it is mostly about the price.


It is also lost opportunity. Will you see another offer like this again? What is your property worth if you were to sell it on its own? Look at present, active and recent sales in your area to give you comparable price points if you were to sell your home on your own.

Remember, even if you wait for the next developer to write an offer, you may not get the same terms and your neighbours may have changed their minds about selling. These are things to consider when you hear the words, ‘best and final’.

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Land assembly on Vancouver Island?  Find out if your property is an archaeological site before digging! by Geraldine Santiago 



Did you know that in British Columbia alone, there are over 500 examples of rock carvings and paintings that have been recorded, more than in any other province in Canada? Rock carvings or petroglyphs were made by the aboriginal people of the region. In addition, there are hundreds of known archaeological sites in Greater Victoria, with a great many more to be uncovered. Unearthing artifacts, human or animal bones or remains, rock carvings etc. are not to be removed or collected, even if it is located on your private land.  All archaeological sites in BC are protected under the Heritage Conservation Act. 


Many sites are uncovered during construction, so it is important to get an archaeological assessment prior to breaking ground, as an important step prior to development. You will need to consult with an archaeological firm who can provide a comprehensive consultation on archaeological, ethnographic and historical matters and can assess the effects of land alteration and development on known and potential heritage areas and sites. 


All archaeological sites in BC, whether they are on public or private land cannot be altered without a permit.To find out if your property is located on an archaeological site, property owners can contact the branch to request records of potential or known archaeological sites on their property by filling out a form by going to the Ministry of Lands, Forests, Lands and Natural Resources Operations and Rural Development website here  https://www.archdatarequest.nrs.gov.bc.ca/ or email at archaeology@gov.bc.ca and expect at least three weeks turnaround time.


Read articles here:


https://www.vicnews.com/community/greater-victoria-is-an-archeology-hotspot-but-its-illegal-to-collect-fossils/


ttps://www.vicnews.com/community/does-a-creature-lurk-beneath-cadboro-bay/




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If you are thinking about selling your home in a land assembly, here is some information, insights and opinion by Altus on construction costs and challenges developoers have during Covid-19 pandemic in the short, medium and long term. Will you have to wait longer for a developer to purchase your land assembly? There are a lot of challenges that developers face including labour, trade and product shortages that impact cost to develop.


Read opinion here: https://mail.google.com/mail/u/0/#search/altus/FMfcgxwKjKppFDVVZbTqwWVfDfBGkgKp

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Disneyland and Land Assembly in Metro Vancouver by Geraldine Santiago 



I was in Disneyland’s Magic Kingdom recently, and while my family saw the different themed areas like “Star Wars: Galaxy's Edge”, ”Fantasyland", "Tomorrowland", "Critter Country, "New Orleans Square Adventureland", "Mickey's Toontown" and "Main Street USA, as a land assembly specialist, I couldn't help but think about the similarities and undertakings that Walt Disney and developers in BC go through when they purchase assembled properties for their projects.


After doing some research, I learned that there were a few things that Disney needed for his park:  a large regional population, a large site and a zoning that allowed an amusement park to be built and accessibility.


Disney’s staff searched all throughout Southern California and considered Burbank and Chatsworth as a contenders, but the Parks and Recreation Department in Burbank had “balked at an earlier Disney amusement park” and Chatsworth had problems being too close to the beach. 


Anaheim on the other hand, had a growing population of 14,556 and between 1940-1950, it had grown by 65%, and then grew another 30% between 1950 -1953. In addition, Anaheim was also only twenty-five miles from Los Angeles, and off the new Santa Ana Highway. (Santa Ana 5 Freeway). Orange County climate offered the least rainfall, the least humidity and the least extreme temperatures of any other options—ideal for the amusement park to be operational year-round.


In the end, Disney’s staff decided to acquire ’17 tracts of adjacent orange groves in Anaheim', which made up 150 acres. It was filled with 4,400 orange trees and 15 homes called “Ball Road Subdivision’ which makes up Disneyland park today.


When Disney decided to expand to another site, he did not want anyone to know about any of his land acquisitions, nor did he want other companies to speculate either. So, cash was paid and a numbered company was used so that the homeowners won't hold out for more if they had known it was Disney corporation behind the purchase.  



Whether it is a small developer looking to build a row of townhouses, or a large developer looking to build an apartment tower, when developers look at new areas as possible sites to redevelop, they too, research many cities and neighbourhoods, they perform feasibility studies, research present housing stock, assess future population and growth in an area, and seek out sites with location that are near public transit or near highways and research the Official Community Plan (OCP) or Neighbourhood Plan (NP). Developers also use numbered companies and confidentility clauses so that homeowners will not hold out for more. 


To read more about land assemblies in British Columbia, go to www.Landassembly.me or purchase my ebook on-line today!


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Land Assembly & Commission by Geraldine Santiago


Your Land Assembly Listing


There are two ways to sell your land assembly project.  The Multiple Listing Service (MLS) can be used to list your property for sale, which will be available to Realtors ® on-line through their search database. For individual listings, this is a great way to sell and market your home as it will be made available to thousands of local and national and international Realtors® . You should also be familiar with an exclusive listing. This listing is a listing that is exclusive to the Realtor® only and will be seen by a fewer parties, though more selective parties and more importantly, commercial Realtors®.


In a land assembly project, your Realtor® may suggest and choose to do this as he or she may already have parties he is targeting or with whom he or she has done business with in the past, who is actively looking for such a project or a combination of both. The exclusive listing and the MLS listing both go through the managing broker to sign, and will have similar clauses such a start and end date, and terms for the seller.  


Your exclusive listing contract in a land assembly is a contract for each property owner.  As you can see from the photo above, not all properties assembled in a project has the same lot size. The land and its future benefits are what will form the land assembly price.


Keep in mind that not all land assemblies have to be large. The larger the site, the larger the developer you may attract. Therefore, it goes without saying that the longer it may take to sell to a developer. Land assemblies can be as small as two or three side-by-side properties, attracting a smaller developer.


The photo below shows a sample of homes and their different lot sizes. The developer will price your property based on your lot size only but may give just slightly higher consideration to a corner lot, a newly built home or a different zoning designation.



In an exclusive listing, our Realtors® commission is a straight 3% plus GST across the board on all properties in the land assembly. MLS listing is 7% on the first 100,000 and 2.5% on the balance.  On a $2,000,000 property, the commission for the Realtor® would be approximately $55,000 plus GST and the 3% commission would be approximately $60,000 plus GST. Remember, there are many Realtors® who work for a land assembly to work, and the commission is based on services that the Realtor® has already provided. In many cases, this could take years!


Even if one home owner has a bigger property, or owns two properties on the same block, or has an interest on another property on the same block, the same commission for services rendered for all home owners. Though sometimes in an MLS listing, you can negotiate with your listing agent the commission, in a land assembly, this will only create discord between neighbours if the commission is even slightly less and an unhealthy environment ensues. Remember, despite having a separate contract for each home owner, all home owners are working hand in hand so to speak with each other in a land assembly. Neighbours need to be assured that their Realtor® has provided each and every home owner in the land assembly the same service and professionallism afforded to them.


To read more about land assemblies, get a copy of my ebook today!







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Land Assembly: No Big Deal by Geraldine Santiago 


When selling a single detached home for sale, Realtors® look at active, expired, cancelled and sold listings for price guidance.  In a land assembly, your Realtor® should also provide you with current information on the cost to build per square foot.  This will give you a more reasonable price on what builders are willing to pay based on a pro forma that clearly outlines and provides detailed costs the developer will incur for the entire scope of the project. 


Without a pro forma, it is likely that the values are not in line with the developer’s pricing, and home owners expectations will fall short and not sell. 


Many people think that selling to a developer is a windfall, like winning the lottery-- when it is not. Developers will look at the present real estate market but will also look at future costs and calculate anticipation of future benefits. Remember, from the time it takes to acquire land, to completion will take years.  It is imperative to look at the current market, Covid-19, borrowing risks, etc. to fully determine whether your land assembly is a go or no go from a developer's perspective.


Realistic pricing from the beginning is always important, whether you are selling your home in a land assembly or individually as a single home sale. Not all Realtors® have access to detailed information as to what price per square foot developers purchased, and when. Make sure your commercial Realtor® has this information to give you. If not, give me a call today at 60-764-6873.


To read more on the article by Global News click here: 



https://globalnews.ca/news/3168279/attempted-land-assembly-deal-has-33-foot-east-vancouver-lots-listed-for-3-4-million/

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Can't make it to our annual free land assembly?  Land Assembly Guide for British Columbians:  How to Sell to Developers is the next best thing and will enlighten you. Is an informative guide on that explains a land assembly and what conditions are needed for a sale to complete as not all land assemblies are successful. Topics include contracts, Realtors®, timelines, due diligence, offers, fees, OCP, real estate market conditions, and much, much more. 
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Are you a home owner thinking about selling your home? Do you want to know how to maximize its full selling potential? Should you remodel, renovate, de-clutter, repaint or, stage your home? Should you build a duplex or laneway home? Or, should you sell your land together with your neighbours in land assembly?


Developers are snatching up properties and buying real estate to allow for more density in many neighbourhoods throughout metro Vancouver. But what exactly are developers looking for? In land assembly, two or more parcels of real estate are combined togrether into one parcel and a higher value is created for the assembled parcel than for the individual parcels.


Do you own a property that is right for development? Does your property location allow higher density? Other than Cambie Corridor, what are key areas where developers are purchasing? Don't know where to look or who to ask? Then attend our FREE information and education seminar with industry experts on hand as keynote speakers and get the knowledge you need befoe signing a contract.


Find out about the latest in land assembly and how to best leverage your property by selling together with your neighbours. Selling parcels of land to a developer with individual home owners is exponentially difficult but the return on your investment could be worth it. Are price points agreed upon based on improvements on the land or size of the lot? What are the price points to agree upon? Realistic time lines? Deposit holders and market shifts, escalation clauses and more. Who are my team members and what are the costs? How many team members are involved? How is my land valued?


Pre-register as space is limited and get tickets through this site, OR TEXT me at (604) 764-6873, and email geraldinesantiago1@remax.net. Go to Eventbrite.ca for tickets and more information.You'll be glad you did!

Go to Youtube for Geraldine Santiago and Maximizing Your Property on Breakfast TV

https://www.youtube.com/watch?v=WgCZBRiS93Y






https://www.eventbrite.ca/e/5th-annual-land-assembly-seminar-tickets-98946893823?aff=ebdssbdestsearch

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Are you a home owner thinking about selling your home?  Do you want to know how to maximize its full selling potential?  Should you remodel, renovate, de-clutter, repaint or, stage your home? Should you build a duplex or laneway home? Or, should you sell your land together with your neighbours in land assembly?


Developers are snatching up properties and buying real estate to allow for more density in many neighbourhoods throughout metro Vancouver. But what exactly are developers looking for?  In land assembly, two or more parcels of real estate are combined togrether into one parcel and a higher value is created for the assembled parcel than for the individual parcels. 


Do you own a property that is right for development? Does your property location allow higher density? Other than Cambie Corridor, what are key areas where developers are purchasing? Don't know where to look or who to ask?  Then attend our FREE information and education seminar with industry experts on hand as keynote speakers and get the knowledge you need befoe signing a contract.


Find out about the latest in land assembly and how to best leverage your property by selling together with your neighbours. Selling parcels of land to a developer with individual home owners is exponentially difficult but the return on your investment could be worth it.  Are price points agreed upon based on improvements on the land or size of the lot?  What are the price points to agree upon? Realistic time lines?  Deposit holders and market shifts, escalation clauses and more. Who are my team members and what are the costs?  How many team members are involved?  How is my land valued?


Pre-register as space is limited and get tickets through this site, OR TEXT me at (604) 764-6873, and email geraldinesantiago1@remax.net.   You'll be glad you did! 

Go to Youtube for Geraldine Santiago and Maximizing Your Property on Breakfast TV

https://www.youtube.com/watch?v=WgCZBRiS93Y

*Light sandwiches & refreshments provided. Please let us know if you have any specific allergies.  

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The Shape of Land (Assemblies)

Get your FREE PDF ebook on Land Assembly in British Columbia by Geraldine Santiago


Attend our FREE 4th annual land assembly seminar on Saturday, April 27, 2019

Where:  RE/MAX Crest Realty

Time: 1:00-3:00PM


Pre-registtration is required. 

Please go to Eventbrite.ca for more information or www.LandAssembly.me

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Go to www.LandAssembly.me


When:  Saturday, April 27, from 1:00-3:00PM


Where: RE/MAX Crest Realty Office

3215 Macdonald Street

Vancouver, BC

V6L 2N2



Parking available, public transit routes.


Please email or text/call Geraldine Santiago


geralinesantiago9@gmail.com

(604) 764-6873 


or go to Eventbrite.ca to pre-register as space is limited.

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My neighbours have started and signed with a Realtor® to have our block as part of a land assembly.  What should I do if I don’t want to join in?



Land assemblies are not all the same size.  Sometimes, a land assembly can happen with two or three adjacent homes on the same block. It can happen with the entire block as well.  It can also happen with only one very large piece of land. 


I have also seen land assembly projects where developers go around a single property. There are many homes like this wherein, for whatever reason, the home owner just did not want to sell.  Around the singleton home, a developer has gone ahead and built a row townhome, high or mid-rise project.


Land assemblies are not for everyone as many home owners on the same block are likely to have different timelines, objectives and have different financial status. You may have just recently renovated substantially or built a new home on your property. I have recently heard of newer homes that were built with the abilitly to be physically moved off site!


When it comes to dollars and cents, selling your home as a land assembly typically can get home owners more money than if they were to sell it on their own as a single purchase.

 




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"Land Assembly in British Columbia", 2018 by Geraldine Santiago has detailed information on putting a land assembly together with your neighbours, for home owners wanting to maximize their return on investment. 


  • How does my property qualify?
  • I own four properties side by side, will that be enough for a land assembly?
  • How much more will I get in a land assembly versus selling a home on its own?
  • We have a strata titled building and all the owners would like to sell to a developer. How do we do that?
  • What are the timelines and deposits involved?
  • How do we negotiate with a developer?

These are just some of the topics that are discussed with regular updates being released.  Get your free copy today! 

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My neighbours have started and signed with a Realtor® to have our entire block as part of a land assembly.  What are my options? 



Land assemblies are not all the same size.  Sometimes, a land assembly can happen with two or three adjacent homes on the same block. It can happen with the entire block as well.  It can also happen with only one very large piece of land.  I have also seen land assembly projects where developers go around a single property. There are many homes like this where there is a singleton amidst a high rise or row townhome.  The photo above shows a property home owner- for whatever reason- either did not want to sell or was not included in the development. 


Land assemblies are not for every home owner as many people are on different time and financial objectives.  You may have just recently renovated substantially or built a new home on your property. However, joining in at a later date once the developer has already spent money, time and energy to put forward their proposal to city officials might be a lost cause and you may be too late.  


If you are thinking about selling your home as a land assembly feel free to contact me at any time  at (604) 764-6873 or email me at geraldinesantiago9@gmail.com 

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Selling The Sky - Why Your Property’s “Air Rights” Are Valuable
by Geraldine Santiago Realtor ® and Published Author


Do you know you can cash in on maximizing your property’s full potential by considering the value of your air rights? Above certain heights, the sky is treated as a virtual highway for public air travel, but unused space closer to the ground can represent valuable real estate.


In big cities like New York, Manhattan developers are already paying an average of $225 per square foot for space above low-rise buildings called “air rights”. In fact, the buying and selling of air rights have played a prominent role the city’s development and culture for decades.


Vancouver’s real estate market is booming and homeowners are wanting to cash in on maximizing their lot’s fullest potential. Current options include subdividing and building laneway homes, selling two or more parcels of land as in land assemblies and now selling their air space rights - also known as Transferable Development Rights (TDR).


Physical interests in real property can now be achieved both horizontally and vertically. The most common methods in creating horizontal division is through subdivision and land assembly. In land, a higher value is created for the assembled parcel than for the individual properties. The most common vertical interests in real property are sub-surface air rights and air rights. A subsurface right is the right to use of and profit from the underground portion of the designated property.


What are Air Space Rights?




Impacts of Zoning, Densification and Land Assembly on Air Rights
Air rights are the property rights associated with the use, control and regulation of air space over a parcel of real estate regulated by zoning.  Both of these fractional interests represent portions of a fee simple estate, and each embodies the idea of land as a three dimensional entity. The vertical division of real property is significant because engineering advances have dramatically affected land use enabling best use considerations that were not previously attainable.


Air rights can be sold in fee, with the seller retaining one or more easements for a specialized use, such as the operation of a railroad. In Vancouver, air space rights are currently being bought and sold for at least $85 per square foot with that price rising as supply diminishes.


If you have a heritage designated property that you cannot tear down or build up, and are not using the airspace above your heritage building, a developer may acquire those rights to add density to a property through transferable development rights. In New York, air space rights above heritage buildings - like theatres and churches - are being sold and purchased by neighbouring developments.





The city of Vancouver currently has incentives for developers through transferable heritage density bonuses. Under the terms of this program, if a developer agrees to rehabilitate and legally protect any heritage buildings on their development site, the City will allow the developer the chance to increase the density of their project. There are receiver site and donor site locations.


Density can be transferred in zoning districts in the Central Area where potential receiver site locations are as follows:Downtown District (DD), West End (RM-5, RM-5A, RM-5B, C-5, C-5A, C-6), Central Broadway (C-3A), Southeast False Creek (SEFC) from sites located outside of SEFC (noting that density may not be transferred from inside SEFC to any site located outside of SEFC).


The zoning districts in the Central Area where potential donor sites can be located are: Downtown District (DD), West End (RM-5, RM-5A, RM-5B, C-5, C-6),Central Broadway (C-3A), Chinatown (HA-1 and HA-1A) and Gastown (HA-2) zoning districts.

Complete details regarding  “The Transferable Heritage Density Inventory Heritage Conservation Program” can be found at ttp://vancouver.ca/files/cov/transferable-heritage-density-summary.pdf


In other cities like Maple Ridge, North Vancouver, and New Westminster, a density bonus is given to property owners in exchange for the purposes of heritage conservation which can be on-site or off-site density transfers.

Maximizing Your Property’s Value
As a homeowner wanting to sell property, learn how you can maximize your property’s value through land assemblage and Transferable Development Rights by attending Remax’s Lunch and Learn Seminar on September 8, 2018 from 11-1pm. We will be educating property owners about the process of maximizing their home’s highest sales potential through transferable development rights and land assembly.

Ask yourself - Do I own the air above my property and if so, what can I do with it? How can I sell my air rights? Our Industry experts will be on hand to answer your questions and provide you with best use scenarios.

To obtain event details and register, go to: www.vancouverhomes.info or contact Geraldine Santiago at geraldinesantiago1@remax.net or TEXT (604) 764-6873 Code: LAND.

RE/MAX Crest Realty office, 3215 Macdonald Street,Vancouver, BC V6L 2N2


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Why Vancouver is Getting So Unaffordable by Geraldine Santiago Realtor ® and Published Author


 In a 2017 report by 2013 Nobel Laureate economist Robert Schiller titled, “Why Cities are Getting So Unaffordable”, Schiller cited 92 cities whereby affordability was measured by real estate prices to income ratio. Hong Kong was shown to be the least affordable with the ratio of 18.1, Sydney at 12.2 and Vancouver at 11.8.


Interestingly enough, according to this report, cities such as New York, Montreal and Singapore were quite ‘affordable relative to incomes”. New York’s price to income ratio was 5.7, Montreal and Singapore at 4.8.


Using satellite data for major US cities, the study was confirmed by economist Albert Saiz of MIT, stating that ‘tighter physical constraints- such as bodies of water or land gradients that make properties unsuitable for extensive building tend to correlate with higher home prices.” Vancouver’s topography is such that it is unsuitable for extensive building in these two areas--bodies of water and mountains to the north.


So how do we address densification, affordability challenges in our city? Is land assembly an option? Attend our land assembly seminar on Saturday, September 8th. Go to www.landassembly.me

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Vancouver Land Assembly an Oxymoron


The Port of Vancouver is Canada’s largest port. Located on the southwest coast of British Columbia in Canada, the Port of Vancouver extends from Roberts Bank and the Fraser River up to and including Burrard Inlet. According to the Port of Vancouver, “The port is Canada’s largest, supporting trade and with more than 170 economies around the world.”


How do we address densification, housing affordability challenges in a port city?  Attend our 3rd annual land assembly Vancouver seminar on Saturday, September 8th from 11-1pm. Pre-register at www.landassembly.me as space is limited. Text or Call Geraldine Santiago (604) 764-6873

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Attend our 3rd annual seminar for sellers wanting to sell their home as a land assembly.  Find out how and if your property qualifies, and what properties are being rezoned in your neighbourhood.  Densification is the answer to our housing crisis and in order to do that, land assembly is needed.  


Did you know that 89% of Canada's land ownership is owned by Crown Land? Crown land is land (or land covered by water like rivers or lakes) that is owned by the provincial government. This includes forests, parks, beaches, public swimming pools, community centres, public libraries etc. We love our parks and forests, and can't build there!

So where are we going to find land to build upon, to make way for the increase in population in metro Vancouver? If Crown land is not being sold, sales from individual land owners might be the answer. Perhaps land assembly is our our hope.


Go to www.landassembly.me for more information and to pre-register as space is limited.

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Our Housing Crisis Needs Options by Geraldine Santiago Realtor ® and Published Author 

Yet again we have had high E.Coli counts in False Creek possibly due to boaters. Housing crunch means more live-aboards. Surely there must be other housing options available to Vancouverites. Read here:https://lnkd.in/gg26CHV

Vancouver's topography with land gradients of mountains in the north and bodies of water make it impossible to build on. How are we going to find a solution? The city of Vancouver has already allowed infill housing, laneway housing, secondary suites-- all to allow more density. People want affordable housing. Did you know that Crown lands make up 89% of land ownership in Canada? Crown land is land (or land covered by water like rivers or lakes) that is owned by the provincial government. This also includes forests, parks, beaches, etc.

We can't build there! So where are we going to find land to build upon, to make way for the increase in population in metro Vancouver? If Crown land is not being sold, sales from individual land owners might be the answer. Perhaps land assembly is our answer. Attend our land assembly seminar on Saturday, September 8th. For more information, go to www.landassembly.me
 
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Our land assembly seminar on Saturday, September 8th is filling up FAST. This is our 3rd annual land assembly seminar, with information you won't want to miss. To pre-register and for more info, go to www.landassembly.me
 
*Please note this is not a seminar for Realtors. 
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9 Reasons Why Land Assembly Makes More Cents and Dollars

by Realtor, Geraldine Santiago


Land assembly is a growing trend in and around metro Vancouver and knowing what developers are looking for might give you an edge as a land assembly collective. Here’s where land assembly makes sense:


  1. Tear down -   Your house, or the improvements on your property have little or almost no value to it.  In essence, it is a ‘tear down’. Even if you spend money to do a renovation such as fixing a bathroom or kitchen, it is better off selling the land for its value than to do a small renovation.  Selling your home as a land assembly will most likely get you more money.

  2. Finances -   You don’t have the money or the energy to attempt to upgrade, renovate or fix your property.  You are already stretched too much financially (and perhaps emotionally), and fixing your property to sell will be even more strenuous on your finances. You don’t have the funds, time or energy to fix the roof, heating and plumbing systems which are all in desperate need of replacing, you have foundation problems and the list goes on and on. By selling as a land assembly, you won't have to do anything to your home-- you don't have to declutter, repaint, repair or stage your home. You sell your property, "as is, where is". There are no open houses to the public or showings to disrupt your daily life. Developers will be looking at your land values and pay even more, despite your property's condition.

  3. Irregular sized lot - If you have a property that is either too narrow, too small or you have an irregular shaped lot that is difficult to build on, selling your land assembly can give you a higher property valuation.

  4. One storey bungalow -  If your house is a small, one storey bungalow and in your neighbourhood properties are being built with two or three storey homes, your property is not utilizing its best and highest use (HBU). Buildable air space will definitely attract builders.  If it is a ‘stand alone’ sale, however, where you are not selling with your neighbours, you will not get as much money as you would if you sold with your neighbours on the block.

  5. Lot size - In land assembly, your lot size is a tremendous factor. If you have a huge lot, a double lot size for example, selling your home as a land assembly with your neighbours can truly give you an edge in getting a higher value.

  6. Commercial district - If your next door neighbour or a property on your block is designated CD commercial zoned, and you are in a residential zone, you should sell your home as a land assembly.  Having a CD commercial zoned property means that potentially a builder can have a mixed use site with both commercial and residential properties. For the land assembly, having a CD zoned property will more likely enhance the value of the land assembly to the developer.

  7. Busy or noisy street - A typical home buyer stays away from purchasing on a main road because of traffic and noise.  If your property is on a main road, as a land assembly collective, it has a positive value because of its access. Selling your home as a land assembly becomes more attractive to developers if you have a property on a main road with access to utilities and services. In short, selling your home as a land assembly is prime if you own a property on a main road, and you will command more money by selling your home as a land assembly.

  8. Vacant lot - If you own a lot which is vacant, and unused with no plans for developing or building, selling your vacant lot as a land assembly collective could command a higher price than by selling your vacant land on its own.  This is exactly what developers are looking for and more so if your unused property, which is not maximizing or utilizing its best and highest use, is sold together as a collective in land assembly.

  9. Sloped Land - If your property is on a slope and you are not utilizing or maximizing its highest and best use, selling to a developer as a land assembly might give you a better value for your land because of your land’s potential to build more units on your property.


Learn the best practices for taking advantage of land assembly. We are presenting a seminar on September 8, 2018 at the RE/MAX Crest office from 11-1pm with industry experts who will enlighten you about the process, cost, timelines, how and if you qualify and more!  To pre-register, go towww.landassembly.me. Don't miss this opportunity as we only offer this seminar once a year!


Space is limited, please pre-register.

This is not a seminar for Realtors.


Contact: Text or Call  Geraldine Santiago at (604) 764-6873

Email: geraldinesantiago1@remax.net



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8 Reasons Why Land Assembly Makes More Cents and Dollars by Geraldine Santiago 


Land assembly is a growing trend in and around metro Vancouver and you might want to consider selling your home along with your neighbours, especially if your property has any of these qualities:


  1. Tear down:  Your house, or the improvements on your property have little or almost no value to it.  In essence, it is a ‘tear down’. Even if you spend money to do a renovation- fix a bathroom or kitchen, it is better off selling the land for its value than to do a small renovation.  Selling your home as a land assembly will most likely get you more money.

  2. Finances:  You don’t have the money or the energy to attempt to upgrade, renovate or fix.  You are already stretched too much financially and fixing up your property to sell will be even more strenuous on your finances. You don’t have the funds to fix the roof, heating and plumbing systems are in desperate need of replacing, there are foundation problems and so on. In selling as a land assembly,  you won't have to do anything to your home: you don't have to declutter, repaint, repair or stage your home. You sell your property, "as is, where is". There are no open houses to the public or showings to disrupt your daily life. Developers will be looking at your land values and pay even more, despite your property's condition. 

  3. Irregular sized lot: If you have a property that is either too narrow, too small or you have an irregular shaped lot that is difficult to build on, selling your land assembly can give you a higher property valuation.

  4. One storey bungalow:  If your house is a small, one storey bungalow and in your neighbourhood properties are being built with two or three storey homes, your property is not utilizing its best and highest use (HBU). Therefore, you will definitely attract builders.  If it is a ‘stand alone’ sale, however, where you are not selling with your neighbours, you will not get as much money as you would if you sold with your neighbours on the block. 

  5. Lot size: In land assembly, it is your lot size is a tremendous factor. If you have a huge lot, a double lot size for example, selling your home as a land assembly with your neighbours can truly give you an edge in getting a higher value.

  6. Commercial district:  If your next door neighbour or a property on your block is designated CD commercial zoned, and you are in a residential zone, you should sell your home as a land assembly.  Having a CD commercial zoned property means that potentially a builder can have a mixed use site with both commercial and residential properties. 

  7. Busy or noisy street:  A typical home buyer stays away from purchasing on a main road because of traffic and noise.  If your property is on a main road, as a land assembly collective, it has a positive value because of its access.  Selling your home as a land assembly becomes more attractive to developers if you have a property on a main road with access to utilities and services.  In short, selling your home as a land assembly is prime if you own a property on a main road,  and you will command more money by selling your home as a land assembly. 

  8. Vacant lot: If you own a lot which is vacant, and unused with no plans for developing or building, selling your vacant lot as a land assembly collective could command a higher price than by selling your vacant land on its own.  This is exactly what developers are looking for and more so if your unused property, which is not maximizing or uttilizing its best and highest used is sold together as a collective in land assembly. 

If you are a homeowner thinking about selling your home as a land assembly, our seminar on September 8, 2018 at the RE/MAX Crest office from 11-1pm with industry experts will enlighten you on the process, the cost, timelines, how and if you qualify and more!  To pre-register, go to www.landassembly.me Don't miss this opportunity as we only do this once a year! 


Space is limited, please pre-register.

This is not a seminar for Realtors. 


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6 Reasons Why Land Assembly Makes More Cents (and dollars) by Geraldine Santiago, Realtor 


Land assembly is a growing trend in and around metro Vancouver and in order to understand some of the aspects about land assenbly, here are some reasons why selling your home as land assembly makes more cents:



  1. Tear down:  Your house, or the improvements on your property have little or almost no value to it.  In essence, it is a ‘tear down’. Even if you spend money to do a renovation- fix a bathroom or kitchen, it is better off selling the land for its value as a land assembly than to do a small renovation because your property value as a collective will be worth more. 

  2. Finances:  You don’t have the money or the energy to attempt to upgrade, renovate or fix.  You are already stretched too much financially and fixing up your property to sell will be even more strenuous on your finances. You don’t have the funds to fix the roof and heating and plumbing systems are in desperate need of replacing. In selling your land together with your neigbours collectively, your land will can be valued more than if it were to be fixed or repaired. 

  3. Irregular sized lot: If you have a property that is either too narrow, too small or you have an irregular shaped lot, that is difficult to build on, selling your land as an assembly can give you a higher property valuation.

  4. One storey bungalow:  If your house is a small, one storey bungalow and in your neighbourhood, properties are being built with two or three storey homes, your property is not utilizing its best and highest use. Therefore, you will definitely attract builders.  If it is a ‘stand alone’ sale, however, where you are not selling with your neighbours, you will not get as much money as you would if you sold with your neighbours on the block.

  5. Lot size: In land assembly, it is your lot size is a tremendous factor. If you have a huge lot, selling your home as a land assembly with your neighbours can truly give you an edge in getting a higher value.

  6. Commercial district:  If your next door neighbour or a property on your block is designated CD commercial zoned, and you are in a residential zone, you should sell your home as a land assembly.  Having a CD commercial zoned property means that potentially a builder can have a mixed use site with both commercial and residential properties. 

If you are a homeowner thinking about selling your home as a land assembly, our seminar on September 8, 2018 at the RE/MAX Crest office from 11-1pm with industry experts will enlighten you on the process, the cost, timelines and more!  To pre-register, go to www.landassembly.me . Don't miss out on a tremendous opportunity.  





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6 Reasons Why Land Assemblies Make More Cents by Geraldine Santiago


Land assembly is a growing trend in and around metro Vancouver.  If you are not sure if land assembly is perfect for your property sale, here are some reasons why you should consider it: 


  1. Tear down:  Your house and the improvements on your property have little or almost no value to it.  In essence, it is a ‘tear down’. Even if you spend money on a renovation to fix a bathroom or kitchen, it is better off selling the land for its value than to do a small renovation.

  2. Finances:  If you don’t have the money or the energy to attempt to upgrade, renovate or fix your property, you are already stretched too much financially, you might want to think of selling your home as a land assembly. The cost to repair, replace the sysems on your improvements might be even more of a financial burden.

  3. Irregular sized lot: If you have a property that is either too skinny or you have an irregular shaped lot, that is difficult to build on, selling your land assembly can give you a higher property valuation.

  4. One storey bungalow:  If you have a small, one storey bungalow on your property and in your neighbourhood properties are being built with two or three storey homes, your property is not utilizing its best and highest use. Therefore, you will definitely attract builders.  If it is a ‘stand alone’ sale, however, where you are not selling with your neighbours, you will not get as much money as you would if you sold with your neighbours on the block.

  5. Lot size: In land assembly, it is your lot size is a tremendous factor. If you have a huge lot, selling your home as a land assembly with your neighbours can truly give you an edge in getting a higher value.

  6. Commercial district:  If your next door neighbour is in a CD commercial district, and you are in a residential zone, this is another reason why you should consider selling your home as a land assembly.


If you are a homeowner thinking about selling your home as a land assembly, our seminar on September 8, 2018 at the RE/MAX Crest office from 11-1pm with industry experts will enlighten you on the process, the cost, timelines and more!  To pre-register, go to www.landassembly.me



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If you are thinking about selling your home as land assembly and don't know where to begin, our land assembly seminar this Fall, September 8th, 2018 will help determine whether or not your property is viable for a land assembly project.  Unlike selling your home on your own, you will need to band together with one or two of your neighbours to make a land assembly work.  Not all land assemblies sell either, because of poor pricing.  Our lead expert will show you how important it is to price your land assembly for an effective sale.  


For more information and to pre-register, go to www.landassembly.me 

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Get your free PDF copy of "How to Band Together (with neighbours) in Land Assembly" by Geraldine Santiago, Author and Realtor. 
 
*Find out about FSR
*Price Points
*OCP
*Deposits
*Zoning
*Timelines
*Realistic Expectations
*Dealing with neighbours
...and more 
 
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Attend our FREE Land assembly seminar on SATURDAY, September 8, 2018 from 11-1pm and receive a complimentary copy of my book, "How to Band Together in Land Assembly", by Geraldine Santiago.  For more information and to pre-register (space is limited), please go to www.vancouverhomes.info or Eventbrite.ca or call/text me at (604) 764-6873.  

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